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Agenda Item 7.b
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Agenda Item 7.b
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Agenda Item 7.b
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Agenda Item 7.b
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Agenda Item 7.b
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Agenda Item 7.b
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Agenda Item 7.b
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-16000
SouthWoods
R6
Param
ount
Park R6
Param
ount
Open
Spa
ceR6
1451
1
835
2715
2818 1451
1
15211
2215
145001250
2400
15010
14521
14701
14538
1490
1
1900
946
1500
1
2003
1750
1020
1455114544
14733
14551
15522
15319
14544
14731
857
620
14878
14504
14604
15359
358
15810
15040
15410
440
1101
1543
15524
1465
2
1470814717
14729
15564
1712
14535
846
15558
1472
7
14805
14539
14808
15812
1216
15536
2504
15535
14511
15514
14625 14555
1757
14549
15521
14525 14613
15202
1046
15329
1501514917
14714
15215
14579
1721
1722
15517
1209
1512
825
14550
15230
1546
14858
15547
1711
15546
821
15612
14720
1219
915
15802
1555315530
15508
15576
1111
15058
1517
14729
14529
15027
15800
15553
15052
1553
2015
827
15522
15225
15035
1725
14522
14704
14515
14722
15568 1017
428
15244
15103
14610
2511
14535 14537
14555
14535
15041
14805
14532
15359
1749
62181
3
1462
2
15516
15045
14570
14508
3114
2511
14726
15577
1549
15522
1729
15219
14844
15711
14747
15802
15536
1728
15581
1545
15567
14514
15246
14807
14605
15242
15051
15803
14520
14722
15005
14805
14501
14823
1520
15114
14601
15802
831
1215515
15564
14724
14549
1759
14533
14734
15543 15554
14744
2512
14824
15545
15262
14711
905
3014
15109
15002
15304
2510
15511
1540
904
1546
6
911
2503
1554515620
15011
15822
15516
1028
15227
15005
14505
15328
147621739
14519
15528
2626
447
14819
816
3021
15254
1223
1427
503
15334
15504
14556
14815
14733
14701
1546
14552
15511
1555
5
15322
14547 14546
14732
15562
1550
1716
15347
15537
15800
14620
15239
15548
14719
15029
14800
3006
1734
15535
14716
15551
1539
14759
15233
14653
15511
14745
14538
15201
916
1749
15514
444
3024
15353
1522993
3
14704
15541
14531
14619
14720
1116
15002
3013
1515
14801
14610
1209
1227
14711
15575
1532
15528
1747
15274
14727
1716
14526
1745
14757
1470914718
15556
15511
14716
14704
1716
15568
15515
1215
14534
15520
1470
4
14829
15521
1481514734
915
15527
15513
14520
15507
14715
1402
1462
2
1550
3010
15532
14809
1470
9
15502
15346
15552
1211
14723
15557
14750
15532
15518
1554115531
616
15525
14817
1451
4
15340
1520
5
14861
14740
15511
1125
1728
15556
1546
15554
15311
1234
15529
15803
15552
15823
15238
15548
15215
15720
14827
15204
15257
152812
27
1521
15531
1108
15040
14550
14709
1740
15416
852
14741
1054
14746
815
1105
14700
924
14548
14722
1216
14724
15305
14836
14812
14717
15816
14521
14737
15571
15526
15352
836
14837
1237
15810
1700
15502
312017
03
14624
830
1472914721
1515
14720
14737
14534
1224
14728
15023
14738
14561
15310
14729
2722
14720
1115
3008
14811
15053
15402
14879
15214
15817
1102
14541
3204
14741
15801
14817
15563
348
1704
1424
1455514550
15566
1554
15034
1723
15250
15827
1715
359
14600
15504
15576
901
14521
1235
14515
14874
14555
15250
15516
15549
1202
15418
1104
15531
14850
15220
1113
15545
15811
14710
15212
15546
14757
1720
839
14517
1019
15577
15110
15540
15504
15122
15224
1728
14845
1124
14757
15245
14844
3018
15217
1710
14501
15823
3020
14517
15517
604
14715
15010
927
15215
15822 15822
3030
1450015
45
14815
14537
1208
1415
14613
15537
3005
14710
15648
15511
15551
14522
15027
112142
6
1454814556
1255
14566
15269
1523
15016
14820
15508
14710
15525
15536
14712
1550315504
15829
14521
15004
14553
1117
1236
15022
14759
15225
14732
2610
15565
14526
14521
15033
1432
14505
1219 14708 17
10 14711
15346
14702
1746
15240
356
14547
14826
900
905
15100
14753
1110
1005
15502
14713
2400
15251
15407
14723
14542
15642
15108
1522
15278
1202
14830
15516
15231
15256
15559
1001
15520
14705
522
14624
15543
14804
15805
15539
14544
2302
1728
932 14714
15261
14723
14873
14561
14800
1715
14720
15551
1529
15221
15542
1553061
2
14808
1109
14818
356
15206
14525
14527
1219
1403
14701
15234
15034
15052
1011
15520
14752
15124
15316
1533
1523
214750
357
14807
15516
14512
14526
1750
1713
14514
3108
1426
14701
1232
851
14535
15419
15816
14631
175014818
14532
14615
14562
15501
1741
15550
904
14523
14738
15268
1735
14535
1711
15559
15255
14527
14560
910
15505
14532
14505
14825
14735
14514
15251
15308
1006
15525
14535
1246
14538
14841
14708
174614816
14704
15804
1727
15317
14646
15358
15307
1206
1551515522
15034
14723
15529
1473
6
15530
1539
15577
504
14712
15828
1234
15569
1551
15104
14556
15569
15510
14580
15811
15511
14609
14543
2620
15519
14625
3117
15317
1533585
0
15810
14716
15218
14532
14746
14556
1551015517
14538
824
15550
15829
14722
14751
1722
14625
15516
15218
812
14741
14619
350
858
14822
14515
1745
14529
14717
15568
14511
15009
14516
15237
14756
15022
15322
15545
14824
1211
15540
353
14902
241214503
1521
15571
928
1451514514
15230
14717
15544
15804
818
15261
14508
14810
15555
14578
1709
3103
15604
15335
15516
14739
1104
14803
15556
3020
2504
14810
1740
14565
15046
147281551
14816
15037
14715
14735
14754
15577
14544
1550
14702
1210
14721
14734
15528
14555
14520
14707
15415
14716
15313
1470
7
141515323
1725
14719
15557
1452
1
147072716
1472
7
1747
1535
15510
14518
1483
0
15527
3004
3124
845
14802
15551
15504
14565
1555615550
1743
14559
14803
14631
14741
14715
15537
14714
15563
15547
1738
15545
15574
837
15028
835
15510
15022
14806
14526
2516
820
15305
14753
905
14751
14528
1709
14934
15206
14849
911
14732
14551
15805
15016
14605
1701
15563
15547
1520
14604
15058
15532
3126
1121
15358
14553
3026
14807
1752
14550
15310
14560
15532
14721
1742
14538
14720
1212
15217
1101
15046
15220
1741
14745
14547
15543
14746
14618
15828
15541
14526
15565
14738
14532
2404
3125
1408
14838
1234
14521
2010
1009
3114
2004
1105
15028
15537
14612
351
15575
14744
14549
1554815554
1557115821
14509
15822
15534
15817
15829
15522
14533
14714
14539
1555
5
15216
1520
15341
353
849
15460
14710
14733
1553815548
1474414739
1719
15712
1737
14533
14515
14714
1551
15615
1710
14707
15221
14721
1732
15555
15726
15353
14540
15347
14753
1460
4
15007
14759
15004
3011
14721
15503
1206
1742
14540
14819
1532715251
14831
1715
14812
15510
921
14574
15219
1471614730
14550
14520
14722
3108
15558
1482
1
14543
15580
14715
14851
15502
14928
14723
1455714541
1045
14854
15462
14705
15523
1721
14814
15536
14822
15568
15273
14802
2604
15542
14752
15534
1556515805
15537
1039
15028
840 1120
15275
15015
15511
2524
14602
15523
15314
15557
15008
915 1472
4
15542
1734
14727
15815
15804
14729
15510
14747
15517
14738
15503
14756
14840
1455514549
15502
1733
14810
15562
1545
15317
15304
15328
14726
1470415
14
15817
15311
608
15224
1231
14811
15540
15208
15516
14702
15340
14510516
14726
1112
14709
901
1103
15307
15008
14527
14737357
1525
21483314910
15828
15517
15415
15537
1551615527
15574
14756
14813
1109
1451414
601
15568
15544
14747
910
15523
15559
15809
1535215404
15555
14735
14869
14824
1453
3
14556
15562
1472814733
1552815516
14709
14751
14800
15528
15422
15704
15034
14758
1040
15026
922
15548
14916
1529
15316
1529
15533
1455
81750
15258
15522
15804
14720
1407
352
828
1474514814
14705
15117
15214
1723
15057
15341
15517
15552
15236
1453415
48
14820
15803
14922
1739
1733
14734
15520
1534
14541
14820
14703
15533
1117
15320
15536
14507
15015
2711
1546
4
15525420
1461
5
622
15021
15531
15811
2709
1109
2716
14728
15210
2342
1120
1470314567
14708
14549
15102
14513
2503
14516
14730
14711
15521
14522
832
15323
438
14525
1753
14559
1214
350
15531
3022
15525
14537
858
502
857
15212
14541
15826
14830
2406
1440
15302
14546
15301
15517
15410
15108
14531
15823
842
15059
14531
519
15816
15803
15047
1225
15233
14549
1209
916
1557
1222
14557
15116
15269
1216
15568
15021
15531
1411
15505 15512
15563
14722
15564
1032
15557
1551015529
355
14640
1024
14518
15521
15548
14605
14721
1104
15557
14532
15209
14545
15542
1107
14514
819
15503
15243
1243
15329
3006
14727
15828
1015
15816
2350
15123
1530
1756
15551
921
1523684
315334
14702
15810
14708
14855
356
15538
15828
14545
1552
0
15010
1556
441
14551
1023
1726
14721
15017
1702
14545
14532
1454214536
14533
14713
1541
5
14634
15250
15544
14572
1226
940
14705
1025
15541
15544
14868
1408
15510
1220
1114
14528
15001
11TH
AVE
NE
12TH
AVE
NE
6TH
AVE
NE
14TH
AVE
NENE
157TH ST
NE 156TH
ST
NE 150TH CT
9TH
AVE
NE
NE 149TH
ST
8TH
AVE
NE
NE 148TH
ST
NE 154TH ST
NE 152ND ST
28TH
AVE N
E
NE 153RD PL
11TH
AVE N
E
NE 153RD ST10
TH AV
E NE
NE 158TH ST
NE 150TH ST
NE 155TH ST
NE 153RD CT
NE 147TH ST
26TH
AVE N
E
20TH
AVE N
E
NE 150TH ST
17TH
AVE
NE
NE 158TH ST
NE 153RD ST
NE 149TH ST
27TH
AVE N
E
28TH
AVE N
E
23RD
AVE N
E
9TH
PL NE
32ND
AVE N
E
31ST
AVE N
E
30TH
AVE
NE
NE 151ST ST
22ND
AVE N
E
NE 146TH ST
NE 148TH ST
15TH
AVE
NE
NE 155TH ST
10TH
AVE
NE
145TH ST I-5 RP
25TH
AVE
NE
NE 150TH ST
NE 145TH ST
SoutheastShoreline
Proposed ZoningR-4; Residential, 4 units/acreR-6; Residential, 6 units/acreR-18; Residential, 18 units/acreR-8; Residential, 8 units/acreR-12; Residential, 12 units/acreR-24; Residential, 24 units/acre
R-48; Residential, 48 units/acreMixed Use ZoneNeighborhood Mixed Use ZonePA; Planned AreaC; CampusNCBD: North City Business District
O; OfficeCB; Community BusinessNB; Neighborhood Business I; IndustrialCZ; Contract Zone
City BoundaryOpen WaterPlanning AreaOutside ShorelineInterstate
Principal ArterialMinor ArterialCollector ArterialNeighborhood CollectorLocal Street
ParkUnclassified Right of WayTax Parcel
ProposedChangesto Current Zoning
StaffRecommendation P0 310 620 930 1,240155
FeetPlot date: 3/8/2010
Project name:ZoningSEShoreline_1117_Stafft7c.mxd
Acacia Memorial Park
Fircrest ShorecrestHigh School
Shore
line
Chris
tian
Scho
ol
Page 27
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Page 28
-16000
SouthWoods
R6
Param
ount
Park R6
Param
ount
Open
Spa
ceR6
1451
1
1900
14500
946
2400
15010
1490
1
14538
15211
1451
1145211250
2818
14701
2715
2215
835
1500
1
2003
1750
1020
1455114544
14733
14551
15522
153 19
14544
14731
857
620
14878
14504
14604
15359
358
15810
15040
15410
440
1101
1543
15524
14652
1470814717
14729
15564
1712
14535
846
15558
1472
7
148 05
14539
14808
15812
1216
15536
2504
15535
14511
15514
14625 14555
1757
14549
15521
14525 14613
15202
1046
15329
1501514917
14714
15215
14579
1721
1722
15517
1209
1512
825
14550
15230
1546
14858
15547
1711
15546
821
15612
14720
1219
915
15802
1555315530
15508
15576
1111
15058
1517
14729
14529
15027
15800
15553
15052
1553
2015
827
15522
15225
15035
1725
14522
14704
14515
14722
15568 1017
428
15244
15103
14610
2511
14535 14537
14555
14535
15041
14805
14532
15359
1749
62181
3
1462
2
15516
15045
14570
14508
3114
2511
14726
15577
1549
15522
1729
15219
14844
15711
14747
15802
15536
1728
15581
1545
15567
14514
15246
14807
14605
15242
15051
15803
14520
14722
15005
148 05
14501
14823
1520
15114
14601
15802
831
1215515
15564
14724
14549
1759
14533
14734
15543 15554
14744
2512
14824
15545
15262
14711
905
3014
15109
15002
15304
2510
15511
1540
904
15466
911
2503
1554515620
15011
15822
15516
1028
15227
15005
14505
15328
147621739
14519
15528
2626
447
14819
816
3021
15254
1223
1427
503
15334
15504
14556
14815
14733
14701
1546
14552
15511
1555
5
15322
14547 14546
14732
15562
1550
1716
15347
15537
15800
14620
15239
15548
14719
15029
14800
3006
1734
15535
14716
15551
1539
14759
15233
14653
15511
14745
14538
15201
916
1749
15514
444
3024
15353
1522993
3
14704
15541
14531
14619
14720
1116
15002
3013
1515
14801
14610
1209
1227
14711
15575
1532
15528
1747
15274
14727
1716
14526
1745
14757
1470914718
15556
15511
14716
14704
1716
15568
15515
1215
14534
15520
14704
14829
15521
1481514734
915
15527
15513
14520
15507
14715
1402
1462
2
1550
3010
15532
14809
14709
1123
15502
15346
15552
1211
14723
15557
14750
15532
15518
1554115531
616
15525
14817
1451
4
15340
15205
14861
14740
15511
1125
1728
15556
1546
15554
15311
1234
15529
15803
15552
15823
15238
15548
15215
15720
14827
15204
15257
152812
27
1521
15531
1108
15040
14550
14709
1740
15416
852
14741
1054
14746
815
1105
14700
924
14548
14722
1216
14724
15305
14836
14812
14717
15816
14521
14737
15571
15526
15352
836
14837
1237
15810
1700
15502
312017
03
14624
830
1472914721
1515
14720
14737
14534
1109
1224
14728
15023
14738
14561
15310
14729
2722
14720
1115
3008
14811
15053
15402
14879
15214
15817
1102
14541
3204
14741
15801
14817
15563
348
1704
1424
1455514550
15566
1554
15034
1723
15250
15827
1715
359
14600
15504
15576
901
14521
1235
14515
14874
14555
152 50
15516
15549
1202
15418
1104
15531
14850
15220
1113
15545
15811
14710
15212
15546
14757
1720
839
14517
1019
15577
15110
15540
15504
15122
15224
1728
14845
1124
14757
15245
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11TH
AVE
NE
6TH
AVE
NE
14TH
AVE
NE
12TH
AVE
NE
NE 157TH
ST
N E 156TH
ST
9TH
AVE
NE
8TH
AVE
NE
NE 149TH
ST
NE 148TH
ST
NE 154TH ST
NE 152ND ST
28TH
AVE
NE
NE 153RD PL
11TH
AVE
NE
NE 153RD ST10
TH AV
E NE
NE 158TH ST
NE 150TH ST
NE 155TH ST
NE 153RD C T
NE 147TH ST
26TH
AVE
NE
20TH
AVE
NE
NE 150TH ST
17TH
AVE
NE
NE 158TH ST
NE 153RD ST
NE 149TH ST
27TH
AVE
NE
23RD
AVE
NE
9TH
PL NE
32ND
A VE
NE
31ST
AVE
NE
30TH
AVE
NE
NE 151ST ST
22ND
AVE
NE
NE 146TH ST
NE 148TH ST
15TH
AVE
NE
NE 155TH ST
10TH
AVE
NE
145TH ST I-5 RP
25TH
AVE
NE
NE 150TH ST
NE 145TH ST
SoutheastShoreline
Proposed ZoningR-4; Residential, 4 units/acreR-6; Residential, 6 units/acreR-18; Residential, 18 units/acreR-8; Residential, 8 units/acreR-12; Residential, 12 units/acreR-24; Residential, 24 units/acreR-48; Residential, 48 units/acre
Planned Area 1-APlanned Area 1-BPlanned Area 1-CPlanned Area 1-DPlanned Area 1-EMixed Use ZoneMixed Use Zone ResidentialPA; Planned Area
C; CampusNCBD: North City Business DistrictO; OfficeCB; Community BusinessNB; Neighborhood Business I; IndustrialCZ; Contract Zone
City BoundaryOpen WaterPlanning AreaOutside ShorelineInterstate
Principal ArterialMinor ArterialCollector ArterialNeighborhood CollectorLocal Street
ParkPark ExpansionUnclassified Right of WayTax Parcel
ProposedZoning
StaffRecommendation P0 280 560 840 1,120140 Feet
Plot date: 10/4 /2010Project name: ZoningSEShoreline_1117_Stafft7 .mxd
Acacia Memorial Park
Fircrest ShorecrestHigh School
Shore
line
Chris
tian
Scho
ol
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Item 7.b - Att 3
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Comparison Chart for potential zoning categories: R‐48 and Commercial/Mixed Use Zoning Districts
R‐48 NB CB Neighborhood Mixed Use Zone
Mixed Use Zone
Base Density Dwellings/acre
48 units 24 48 48 48 (if not developed as a mixed use building or site)
Maximum Dwellings/acre
48 units 24 48 65 or 80 (TBD) 150
Base Height 35 ft (40 ft w/pitched roof)
35 60 35 (40 w/ pitched)
35 (if not developed as a mixed use building or site)
Maximum Height 50 feet (if adjacent to R‐12 or greater density
50 (if Mixed Use development)
60 50 or 60 (TBD) 65
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From: Dan Eernissee Sent: Wednesday, March 09, 2011 9:42 AM To: Miranda Redinger Cc: Steve Cohn Subject: Commissioner Behrens' letter Miranda, I’m writing after our conversation this afternoon regarding Commissioner Behrens’ letter to you requesting information on the effect zoning has on property values. I have copied his letter below, and you told me that the specific areas of concern were the SE Shoreline commercial/multi‐family properties on Bothell Way and on 15th Ave NE. First, it is true that zoning can have an effect on assessed value. However, this is pretty much limited to when the new zoning meets a recognized demand for a specific product type that the old zoning did not allow; when the zoning changes, the assessor acknowledges that the land valuation should be raised since the property now can serve a new desired use. For example, if a residential property along a busy road is rezoned to commercial, one would expect a jump in property value and therefore eventually in higher taxes. My guess is that this is exactly what happened with the Masonic Temple – at least in part; when zoning changed from R12 to Commercial Business (CB), the valuation took a 50% jump. Usually the property owner is very enthusiastic about this type of change, as it allows new options for the property. I say that this was only part of the Masonic Temple’s jump, though, because there seems to be something else going on as well. The Assessor’s office doesn’t evaluate each property each year; instead they operate on a cycle dictated partly on time (about every three years) and partly on the recognized change in the market. While most other properties in the area experienced an expected jump in land values around 2004, the Masonic Temple’s valuation stayed flat. My guess is that the Assessor’s office – for some unknown reason – missed a bump in valuation around that time, and it made the bump in 2008 look all the more extreme. The James Allen building also changed zoning around 2007, going from CB to RB, but the change in valuation for this property – as Commissioner Behrens documents – is much more modest; in fact, it was likely to simply a reflection of the recent sale activity of the property and the general upward trend in the market. Other commercial properties in the area took similar jumps with no change in zoning around the same time and have since backed off. Up to this point, I’ve been considering the impact of new zoning when it allows a recognized demand; what happens if a property is zoned to allow a new use for which there is no demand? In short, no change in valuation will occur. The land will continue to be considered to be most valuable to the same pool of buyers that are already able to use the property with its old zoning. This latter situation is the case with the properties in SE Shoreline. To illustrate the potential that new zoning is irrelevant with a ridiculous example, imagine what would happen if these SE Shoreline properties were rezoned to allow 100‐story high‐rises; would there be a change in value? Only if a pool of buyers emerged that valued building 100‐story buildings on 145th & Bothell Way or on 147th & 15th Ave NE! No such pool exists, and therefore those properties would still be
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seen to be most likely marketable as single‐story commercial or low‐rise residential properties. No – or very little – change in assessment would occur. And that is exactly what we find for these properties. The tax assessor considers them to be most likely used as single‐story commercial or perhaps low‐rise residential because a sufficient pool of buyers only exists for these types of uses. For a concrete example, we can look at two similar properties with different zoning: the McDonalds at 152nd and Aurora is assessed at a base land value of $45/sf, even though it has Shoreline intensive MUZ zoning, while the Bothell Way McDonalds at 145th has nearly identical valuation at $40/sf zoning, even though the zoning is less intensive. So worst case scenario? Perhaps the zoning would bring a 10% increase in valuation. However, I believe that even this small $5/sf difference in the valuation of these two properties is due to the fact that commercial property along Aurora is—at least in the eyes of buyers!—to be more valuable than property along Bothell Way. In conclusion, until we see a significant shift in development demand for multi‐story buildings in Shoreline, property values will not change significantly with any up‐zoning of commercially zoned property. Please let me know if I can be of further service.
Dan Eernissee Economic Development Manager City of Shoreline 17500 Midvale Ave N, Shoreline WA 98133-4905 O: 206.801.2218 M: 206.391.8473 F: 206.546-2200 [email protected] Congratulations to Shoreline & Bellevue for being named to Money magazine's "100 Best Places to Live" From: John Behrens Sent: Wednesday, December 01, 2010 12:42:53 PM To: Plancom Subject: effects of zoning changes on tax assessments Auto forwarded by a Rule I raised the question of what effect rezoning properties have on tax assessments for the property underlying an existing building. I looked at the rezone of the James Allen Salon and the Masonic Temple, done in 2008. In both cases, the property value for tax purposes rose substantially. The James Allen Salon site land assessment went from $176,900.00 in 2008 to $226,900.00 in 2009. The Masonic Temple site rose from $208,000.00 in 2008 to $326,000.00 in 2009. My concern as we go down the road on wide scale legislative rezones is that the existing uses of the buildings become more expensive as a result of substantial increases in tax evaluations. The figures above show the values from the tax records for the land only at both of these sites. If the sites are not developed the increased in
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tax costs become a cost burden to the current owner of the property. Ultimately, these costs are passed on to the businesses occupying the sites. As these costs rise, Shoreline becomes less competitive with surrounding cities and increases the difficulty of drawing new businesses and maintaining the existing business district.
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PO Box 95961 Seattle, WA 98145 March 9, 2011 Shoreline Planning Commissioners City of Shoreline 17500 Midvale Avenue N Shoreline, WA 98133 Dear Ladies and Gentlemen: Once again I would like to thank you for your service to the City of Shoreline. But in the interest of wishing to be good stewards of your and my time, let me jump right to the point. Since I have written twice before (Feb. 3, 2010; October 13, 2010), perhaps you can refer back to those letters for more detail in regards to the background for my following observations and comments. It has now been three plus long years since the Southeast Neighborhood Study Area Citizens Advisory Committee started coming into existence. We still do not have a comprehensive and even handed zoning map for Briarcrest, etc., that truly reflects the needs and desires of all the collective citizens and stakeholders of Shoreline. The “proposed zoning map” that has recently been discussed is the un-natural consequence of the amazingly arduous process known as the Southeast Neighborhood Study Area Citizens Advisory Committee. As mentioned before, the Committee’s written Report was well balanced and well negotiated. It clearly calls for smooth transitioning of density, Westward from Bothell Way, and Northward from 145th St. The proposed map exhibits a long leg of a “T” shaped zoning of only R-12 density running down through the middle of the neighborhood. This dividing leg is an artificial construction that only reflects the sheer breakdown of the committee process literally on the last night. This development would never have come into existence if one committee member who was serious ill had remembered to transfer his proxy to someone of like mind. This “T” of R12 density that is otherwise surrounded by R18 and R48, is totally out of character with Shoreline’s Original Comprehensive Plan which called for medium or moderate density. It’s totally out of character with the Committee’s written report. This situation is truly in need of clearheaded and objective reconsideration. In my humble opinion, the best answer is to SMOOTH OUT the transition by having the properties on the lower leg of the “T” between 145th and 147th on 31st Ave NE become R24; and those north of 147th become R18. This simple approach cleans up the inherited mess of King County’s spot zoning, and allows only a minimal number of new structures owing to the lot sizes. We all know that it’s the lot size that rules, rather than the R number. Please do not let a few R18’s and R24’s scare you off from an objective overview of the area. Thanks again for your careful and thoughtful consideration. Sincerely yours, John and Jill Davis, Shoreline Shakeholders
Item 7.b - Att 5
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DAVIS BRIARCREST ZONING PROPOSALWITH SMOOTH DENSITY TRANSITIONSFROM EAST TO WEST & SOUTH TO NORTH
R6 3004 3006 3018 3022 30 30 3108 3114 3120 3126 15000
14901 NE 149 TH ST NE 149TH ST
3005 3013 R12 3021 14744 3111 3117 14741 320314728 4733 14732 14733
14722 4727 14726 R18 14727
14719 3 14718 R 18 14721 3 14720 R48 14723 314713 0 14714 14715 1 14714 14721 214707 T 14708 14709 S 14708 14709 N14705 H 14704 30 10 14703 T 14702 3124 D14565 NE 147TH ST NE 147TH ST14555 A 3011 14555 A 14554 3125 14551 A14549 V 14549 V 14548 14549 V14543 E 14543 E 14542 14545 E
14537 14520 14537 14536 R 48 14539 MIXED USE14531 N 14531 N 14532 14537 N
14525 E R24 14529 E 14526 14533 E14519 14514 14521 14522 14527
14521 14514 145212818 14515 14508 14506 14511-7
14504 3020 3024 14502 14504 3108 14505
Item 7.b - Att 5
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